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Brener Construction Inc. are experts in NYC apartment renovations. We are a locally owned company with over 20 years of experience serving in the greater New York City area. We specialize in kitchen remodels, bathroom updates, and all of your flooring, painting, electrical, plumbing & millwork needs. Our team dedicates a great deal of attention to customer service and always believe that communication is key in maintaining a good relationship with our clients. We like to keep homeowners well informed on their project, updating them on progress that is being made, deliveries that are being scheduled and orders that are being placed. Outstanding customer satisfaction is vital to us and our team is well trained to ensure that you are satisfied from the time we start working until long after we finish. Feedback is encouraged and appreciated, it helps us work better to meet your wants and needs. We love technology and how it promotes efficiency, that way we can send you news the second we receive it.

We understand the unnerving feelings that renovating your home might come with and that’s why we’re here to offer you peace of mind and reassurance. Thank you for visiting our site!

– The Brener Construction Family

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Along with prompt project completion, we offer project planning assistance beforehand to ensure that you have peace of mind from start to finish. Whether it be a large project or small project, you can count on our team of specialists to meet deadlines and exceed your expectations.







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Category Archives: Townhouses

NYC Townhouse Gut Renovation

NYC Townhouse Gut Renovation Best Contractors

Townhouse gut renovation refers to the complete remodeling of a house, in this case, a townhouse in New York City. The main difference between remodeling and gut renovation of a house is that the entire interior structure gets demolished during gut renovation. Hence, a total renovation which may involve slight work on the exterior as well. In contrast, a simple remodel deals with individual parts of the house, such as the bathroom or kitchen, one at a time. Surface, fixtures, and appliances all go in a gut renovation. Usually, not all people know the difference between gut renovation and remodeling. In this article, you can learn what gut renovation involves and how it is suitable for your house to acquire a fresh interior.

Why Would You Require a Gut Renovation?

There are many reasons why you may require gut renovation for your NYC townhouse. We have simplified a shortlist of the most general and common reasons.

  • The old décor and interior look dull and boring. Perhaps you want to go all out with remodeling your interior rather than let the simple remodel, covering every fixture one by one. Overall, if you want a completely new interior and décor, gut renovation is what you need.
  • You wish to check on any pre-existing plumbing, electrical, or other issues of your house that may otherwise take a lot of time and care with a small remodeling project.
  • If you don’t wish to remodel the perfect spaces and material of your house to save time, it is possible to go with a gut remodel that will take care of the exterior and interior.
  • While a total house remodel might require you to find a temporary residence, it is better than having your daily routine disturbed by construction noises, activities, and heavy foot traffic.

Considerations Before the Gut Renovation

There are various considerations that you need to take into account before a gut renovation project begins. Despite the house being your property, you have to ensure that you are not violating rules relating to your neighbors and the neighborhood. This can cause severe delays and in the completion of a project and penalties if it includes the involvement of officials.

Before you consider a gut renovation project, you have to calculate the accurate budget that you should have. Moreover, you have to plan the project using your expertise and skills. You have to determine and note all the costs you may incur in the gut renovation, including any additional or accidental costs since the whole house will go through demolition and stripping. You may have to obtain permits from your local authority or a city council close to you for the project to begin.

What Does a Gut Renovation Look Like?

Gut renovations entail a longer completion period if you don’t hire professional renovation experts. With experienced renovation contractors, you can expect your gut renovation project to get completed much earlier than with any other type of contractor. Moreover, considering that you don’t face any major delays or issues throughout the project, you may get your house with a new interior under the standard timeline.

Demolition of the Property

The project will begin by removing everything from the inside of your house. This includes the lights, fixtures, roof membrane, windows, walls, and appliances, plumbing (due to severe issues), and more. Overall, it is a form of destruction that will pave the way to an upgraded and aesthetically pleasing home interior. After demolition and placing protectants, the expert contractor and their team will move to the next phase.

Assessment of the Property’s Condition

The experts will take care of the inspection process without any intervention. They will see if any aspect or underlying issue of the property will undermine the renovation process and, if possible, then to what extent. Next, they will discuss the architectural planning with you to check the feasibility of the project depending on the condition in contrast to your expectations.

NYC Townhouse Gut Renovation Best Contractors

Plumbing and Electrical Work

After putting up the frame, your hired professional renovation contractor and their workforce will perform the plumbing and electrical work. They will inspect, repair, and fix issues like short circuits, leaks, damaged electric units, and much more during this phase.

Final Fixing and Installations

Next, they will re-install all the fixtures. Your contractor will make sure that all fixtures are in proper condition, good quality, and fitted perfectly to the designated angles and position in your house. These include cabinets, electrical fixtures, stairs, etc.

Final Touches

Molding, trimming, and painting will take place during this final inspection and touch phase. A final tour and testing of all the aspects will ensure the completion of your NYC townhouse gut renovation.

NYC Townhouse Gut Renovation: Conclusion

Now you know what a gut renovation for your NYC townhouse means and involves. If you are thinking of searching for a professional house renovation company, you are at the right place. Brener Construction Inc. delivers the best results on time and also ensures that your dream turns into a reality. Our home remodeling and renovation experts have the knowledge and expertise to transform your ideas into reality.

We possess years of experience in remodeling, renovation, and general contracting services. Call today to discuss your townhouse gut renovation project or any other renovation projects.

20 East 46th Street

Suite #200-c
New York, NY 10017

Tel: 646-455-3321



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General Contractor For NYC Townhouse Renovation

When working on a townhouse renovation in NYC, choosing a reliable general contractor is a major decision. Whether you are constructing a new house or renovating your home, you need to consult a professional general contractor. But, before starting your search to find a GC, you need to understand their role. In this article, we will share some information that will help you find a reliable general contractor for townhouse renovations in New York City.

NYC Townhouse Renovation contractor New York

Role of a General Contractor

General contractors for townhouse renovations are similar to other contractors. They nearly follow the same procedure for renovations. Here are some roles of a general contractor:

1.     Designing

A general contractor can work with architecture and help you design the new look of your home. Whether you want major or minor renovations, you can seek help from a general contractor. For minor renovations, a general contractor will suggest a possible design that will go best with your theme. Furthermore, they will identify the potential safety hazards so as to reduce safety risks. Also, they will save substantial money and time for renovating your townhouse.

2.     Permitting

A general contractor knows all the relevant documents and permits for renovation and construction. This is another major benefit of hiring a professional contractor for rehabilitation projects.

3.     Hiring Subcontractors

General contractors also take care of subcontractors. They will hire electricians and plumbers on your behalf. Either you require a security installation company or flooring specialist, a GC will connect them with you. Furthermore, they will deal with the price and quality matters with the subcontractors.

4.     Purchasing Supplies

Besides managing subcontractors, a GC will purchase and manage all the supplies such as paint, kitchen cabinet, and flooring tiles. They ask you about your requirement and preferences, so you get the best options to choose from.

Cost and Budget of a General Contractor

While choosing a general contractor, you need to consider the cost and process of payment. Many factors are involved in this process, such as your budget, number of subcontractors, and location size. You should divide the cost into two different varieties. Hard costs are the expense of physical labor and materials. While soft costs include things such as permitting process and design consultations. You should also consider pre-construction costs, which include due diligence, budgeting, and meetings.

There are two major types of contractor fees structure. The first fee structure is pricing-based or flat fee pricing, which involves a percentage of the total cost. When you choose this method of payment, you expect transparency and lower costs. However, a flat fee involves less transparency, and you will end up paying more. In contrast, you can choose cost-based pricing, which involves fixed costs. This is a transparent process of payment for you. If you want to know more about the pricing policies before signing a renovation contract, you can consult with Brener Construction Inc.

Importance of a General Contractor’s Contract

Just like any other legal matter, you have to sign a contract with the contractor to close the deal. This agreement will include all the information, such as budget, payment method, and design. It is important to read the contract before signing. Some contracts also include contingency clauses that will cover all the financial and accident issues. For that purpose, a GC creates a draft with an experienced real estate lawyer. Here are some sections that a contract should include:

  • Start and completion date of the renovation project.
  • Payment schedule, basic budget, and material information
  • Bond and insurance information
  • Process of dealing with change in orders and other changes
  • Liabilities under various circumstances, such as Acts of God.
  • Responsibilities and delegation for cleaning site

NYC Townhouse Renovation Contractor

If you want to check what a GC contract looks like, you can search it on Google. You can also download the free template and modify it accordingly. You need to involve an attorney while creating and signing the contract.

NYC Townhouse Renovation Contractor: Conclusion

Choosing a reliable general contractor for a NYC townhouse renovation is not a simple task. Many risks are involved when it comes to hiring a contractor to renovate your house. If you are looking for one of the best contractors in New York City with extensive experience, you should consider Brener Construction Inc. We have more than 20 years of experience in the construction industry.

Tel: 646-455-3321



NYC Townhouse Gut Renovation: What to Expect

When you think of getting  NYC townhouse gut renovation, there are many factors to consider. Many people are unaware of the exact meaning of gut renovation. Gut renovation is basically a complete renovation of your townhouse in which you change every fixture, appliance, and surface.

This is more complicated than a normal renovation project or household maintenance as gut renovation includes reworking all electric wiring, plumbing and also includes stripping all interior finishes.

Many things could go wrong during a gut renovation, especially in NYC, as there are many agreements you have to abide by, and unfortunately, there are certain don’ts. Hence for this, you will need a creative and skilled building renovation contractor to help you out with everything involved in your townhouse gut renovation.

NYC Townhouse Gut Renovation Information

Gut Renovation Process

Gut renovation usually takes a long time; however, it depends on how big or small your project is. If you hire a professional townhouse renovation contractor, you might get the job done faster than expected without any major mishaps. Mentioned below is a standard timeline of a gut renovation project and how it starts off.

1.     Stripping Down

The first phase involves stripping roof membrane, interior fixtures, windows, etc., as the contractor will build everything from scratch. This step can be both satisfying and shocking as almost every inch of walls break down and involves a lot of destruction. After this, your building contractor and their team will put up protectants and move to the next step, i.e., building a new townhouse.

2.     Examination of the Building

Before starting with the building process, the contractor and their team will carry out a detailed inspection to see if there are any flaws or issues that might interfere with the renovation process.

3.     Layout Assessment

In this step, the builders will go through the architectural planning that you may get done from a professional architect if you’re going for something unique and modern. If required, the builders will install new framing all over and carry out a final round of inspection.

4.     Electric and Plumbing Work

Once the frame is put up, the next step is to fix electric units, including specific wiring and plumbing. This is a crucial step, as the electricians and plumbers have to take care of any leaks or short circuits that could take place.

5.     Final Installations

Once all the internal work such as plumbing and electric workings is complete, the builders will move to install all the finished fixtures. These include stairs, cabinets, electric fixtures, and plumbing fixtures such as faucets and sinks that you would want in your townhouse.

6.     Final Touches Inspection

Now you are heading to the final stage, i.e., getting your brand new NYC townhouse. In this step, the builders will add all the final touches, such as painting the walls, trimming, and molding. Once this gets done, the building contractor will clean every corner. They will ask to tour the townhouse and see if you are satisfied with the result or if there are still any minor details missing.

What Factors to Consider in your Gut Renovation Budget

Before starting any project, you have to keep a budget in mind to cover all the gut renovation costs. Sometimes you may have to stretch your budget as a gut renovation is a costly affair. Consider all the requirements mentioned below to include in your budget.

NYC Townhouse Gut Renovation | Brener Construction Inc.

§  Area Requirements

Every area has some strict rules and minimum insurance coverage for buildings that you must keep that in mind while creating your budget. The NYC Department of Buildings requires you to obtain permits for any construction work, and these permits may cost you almost $5000.

§  Architect Costs

These costs are necessary and depend on which general contractor you are hiring. General contractors work with experts who have the required skills to take care of every step, from designing to fixtures.

§  Overhead Costs

It is important to keep in mind all the overhead costs that may surface during any phase of the process, so you don’t have to stop the work if your budget runs out. Sometimes your overhead costs are likely to increase; thus, you should have a healthy budget to cover all additional costs.


Now you’re fully aware of what all to expect from a townhouse gut renovation, including all the main costs you have to bear. So, are you ready to get your townhouse gut renovated? Well, if you are, it is impossible to carry out a gut renovation on your own. It is a time-consuming task that requires planning and experience, hence you will have to hire a professional general contractor. They will work with you throughout the renovation process and deliver you with the perfect townhouse in NYC. Hence, you must hire a professional construction firm that meets all criteria and requirements to build your townhouse from scratch.

Call Brener Construction Inc. Today for Your NYC Townhouse Gut Renovation

If you’re looking for the best construction company in NYC, you can get in touch with our experts at Brener Construction. Contact us today to discuss your gut renovation project and get a competitive quote.


Renovating a NYC Townhouse: Things to Consider

Are you planning on renovating a NYC townhouse? Once in a while, every New Yorker feels the need to renovate their brownstone beauty. When deciding to renovate your NYC townhouse, first determine how much your budget and contractors can handle before setting the wheels into motion. We must also work efficiently to minimize the length of time the renovations would take in order to mitigate the expense of looking after two homes.

Renovating an NYC Townhouse

Here’s what you need to know to efficiently and economically renovate your townhouse:

Cost, Timespan and What to Tackle

If you purchase a townhouse that requires work across multiple spaces and rooms, it is better to tackle to project before moving in. The first task to tackle must be the flooring. It is not so much the cost that’s bothersome, but the hassle one endures if they don’t get the flooring done before moving in. In this situation, you will have to put the furniture in storage and temporarily relocate, which really is a bucket load of hassle.

In the same way, skim coating the ceilings and walls is another intrusive and messy task that is better performed when the house is vacant.

Renovating a NYC Townhouse: Questions to Ask

When setting out to find a townhouse to renovate, most people have an idea of what kind of home and lifestyle they are looking for. Perhaps you have suffered enough from neighbors stomping above your heads or cannot accept any more troubles from the co-op boards. It could also be that you simply dream of a roofed terrace and a backyard. Whatever your motivations may be, you should narrow down your townhouse renovation search to the properties that will suit your intended lifestyle and home. Here are some questions you must ask yourselves to aid your search.

1.    Building’s history

Here is where you take the property’s soundness into serious consideration. We must access the Department of Building’s site to look up the history of our property and go through the complaints, violations as well as permits and applications for any work conducted prior to our ownership.

We must vigilantly look for red flags and determine, with the help of the information derived, whether any prior projects were undertaken and executed properly. These include alterations to the plumbing, structural changes, mechanical and electrical, etc. there are also several other real estate resources we can access to obtain publically available, comprehensive information concerning our property.

2.    Compare the Actual Square Footage Versus the Buildable Square Footage

Many townhouses have a larger footprint compared to current buildings. For example, the building may be 20’x 35’ itself, but the brownstones are often on 100-foot lots. Explained by some experts, these buildings even have the option of extending in a rebuilding project by ten to thirty feet. However, this depends on the floor-area ratio. The Zoning designation determines the FAR. The Zoning Resolution for New York City designates up to ten residential districts.

It is also an established fact that if you need to expand vertically, the landmark preservation requirement may pose certain constraints. The square footage does not count spaces that are below-grade. You can make use of the spaces below to create storage or mechanicals, even when they are not for inhabiting. If you use the underground space to store these elements, we can free up a lot of space above to maximize your living area and perhaps the rental income potential.

3.    Existing Conditions

Apart from the information you collect through databases, you must pay due attention to the current state of the building. Look for signs of termites, water damage, mold and etc. Most importantly, never fail to check on the external forces beyond the control of the owner such as a lot of ongoing and planned construction in the area.

Do your research background details of the townhouse; was it a single-family or a two-family dwelling. You should then hire an architect accordingly.

4.    Is Yours in a Historical or a Landmarked District?

New York City’s Landmark Preservation Commission preserves buildings and sites that are historically, architecturally, and culturally significant. Several brownstone townhouses are located in historic districts. As per the LPC website, more than 36,000 landmark properties lie in historic extensions and districts across the five boroughs.

If you are seriously considering buying a protected townhouse, you will be required to submit any planned alterations at the same time as you submit the contractor’s plans to the DOB.

5.    Financing the Townhouse Renovation

The process of acquiring a townhouse purchase and renovation financing is the same as the renovation and purchase of a condo. This is because, just like condos, townhouses are also recognized as real property.

If you are planning on financing both the purchase and the renovation of the property yourself, then you have a couple of options to do so:

  • Apply for a permanent mortgage loan and a construction loan separately. This means that you will have to research loans separately and make two separate sets of closing costs payments.
  • You can also opt for a construction to permanent loan. This combination instrument is meant to simplify the process because you will then have to take just one loan and then pay the closing costs.

We have the best townhouse contractors in New York City to take care of all townhome related renovations.

Tel: 646-455-3321

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NYC Townhouse Gut Rehabilitation: What to Know

Gut rehabilitation might be an unheard term for some of us. What does it include, you may ask? Let’s suppose we discover a property in an ideal location or of the ideal size we have always dreamed of. Apart from the ideal size or the ideal location, if everything about the house has to be changed, then that is called gut rehabilitation.

NYC Townhouse Gut Rehabilitation

To summarize it, gut rehabilitation pulls away everything except for the bones of the original house. We can look upon it as an empty canvas for our homes, allowing us to modernize and upscale older buildings and fix problems spread far and wide across the home. When we decide to gut renovate a home, we must take into thorough consideration of the current conditions of the buildings, spatial challenges, and the range of materials we will require and have to purchase. The cost of gut renovation is a huge factor, which we must first come to terms with.

While we may find this rehab totally worth our time, effort, and money, there are several things we have to bear in mind when we undertake such a project.

Have a Flexible Vision

Having a fixer-upper gives us plenty of flexibility to do a lot with the interior and run through it with a free hand. We could perhaps take down a few walls to completely transform the floor plans and layout of our new dream house. When we evaluate the feasibility of taking on a gut rehab, we should imagine how we can layout the space to make the best out of every square footage at our disposal. We must not limit our focus on merely what is presently there.

Characterize According to Our Preferences

A gut rehab gives us the freedom to add as much of our personal touch to the house as we refer. For example, if you have a passion and obsession for reading, we can make a space for a reading nook that might otherwise be not available to us in the older, standard NYC townhouses. Whether we prefer a classic, refined interior or a more modern and industrial environment, we have the power to control these elements in a gut rehab for our NYC townhouse.

Thoroughly Analyze the Real Estate Market

We must first consider if our real estate market can offer us a home ready for us to move in with all or most of our wish list items included in it. We must also consider seriously any such option if it fits within our house purchasing budget. Sometimes, we wish to buy in an area where the home and style features are completely in contrast to what appeals to us. In such a situation, we really think gut rehabs are an ideal option to mold the house according to our style and preferences.

Brace Ourselves for a Costly Endeavor

We must always primarily remember that renovations are never cheap, and a gut rehab means that we have to tackle the entire house from nearly scratch. If we are faint-hearted, it is best if we steer clear from such a project. While the entire cost depends solely on the size of our property and extent of the upgrades required, we must be confidently prepared to spend tens or hundreds of thousands of our life earnings on this project.

A rough average cost for a multi-room gut rehab is around $38,000. This, however, creeps sneakily into a six figures range before we can even realize it.

Secondly, we must also be mentally and physically prepared to invest a lot of time into a gut rehab because it seriously is a much time-consuming project. Furthermore, if we decide to take on parts of the project ourselves, we must be ready to devote that much time to it because most DIY home décor projects are lengthy.

We should be ready to deal with adjusting the cost of materials, trying to coordinate multiple parts of the rehabilitation, and working with a series of contractors that are bound to bring endless problems to our table. We must also be ready to acknowledge the fact overshooting our target with gut rehabs are a very true possibility, especially in the wake of problems and complications as we proceed.

The Older the Home, the Greater the Challenge

We may come across a number of old homes across NYC that ooze tons on character charm but contain dark, unknown possibilities behind. We may never be able to accurately find out how much the previous homeowners botched the electrical network, how much water damage a leaking pipe caused etc. Old homes pose greater challenges when it comes down to a gut rehab.

We only start discovering the skeletons in the closet once we initiate the gut rehab project, and those from thereon seem to keep swallowing our budget. In certain cases, some discoveries may also pose health hazards that will need to be rectified at great costs.

For a project of this intensity, we must never compromise on the quality and expertise of contractors and professionals. Hire the best NYC Contractors at Brener Construction Inc. for your townhouse gut rehabilitation project for a warranty-backed, brand new feeling home.